Planning Officer Report

Planning Officer Report And Recommendations {{table:373343}} {{table:373342}}

Officer's Report

The Site

1. The site is part of a much wider area of land which lies to the east of the River Neb as it approaches Peel from the south. The site is much lower than the A27 highway to the west and as such, views of the site are very much limited to those from the immediately adjacent area. The site has to the north number 1-12 Close Chairn, local authority housing which mainly front onto the river where there is also a public footpath - the steam railway public footpath. A high tension overhead electricity turns a corner across the southern end of the site.

1. The site is almost half an acre in area and is generally flat in level. The site has two small areas of concrete hardstanding at the northern end of the site and the remainder is finished in hard core. The river is over 14m from the nearest part of the site. The site is higher than the footpath and whilst there is a grass bank on the boundary of the site facing the river, the top of the vehicles parked on the site at the time of the site visit were visible from the footpath.

1. Access to the site is either through the power station from the part of Mill Road opposite the House of Manannan car park, or to the rear of the Close Chairn properties along Mill Road to the bridge at the southern end of the harbour. Both routes have businesses and parked vehicles alongside the road.

The Proposal

1. Proposed is the erection of a new industrial unit on the site with the remainder of the site to remain hardcored other than a concrete apron which will extend around 15m in front (to the south) of the proposed building. The building is to have a footprint of around 15m by 15m and will be 5.7m to ridge level. The building will be finished in olive green sheeting on the walls and roof with the walling rendered blockwork up to a height of 1800mm. The roof will be pitched at around 10 degrees.

1. Access into the site is at the northern end with a gate in the existing steel paling fencing. A new surface water soakaway is to be installed to the south of the building.

Planning Status And Policy

1. The site is within a much wider area designated on the Peel Local Plan of 1989 as Predominantly Industrial.

1. As such, the following Strategic Plan policy is applicable in this case:

General Policy 2 states: "Development which is in accordance with the land use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the space around them;

c) does not affect adversely the character of the surrounding landscape or townscape; d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; g) does not affect adversely the amenity of local residents or the character of the locality;

h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;

i) does not have an adverse effect on road safety or traffic flows on the local highways; j) can be provided with all necessary services; l) is not on contaminated land or subject to unreasonable risk of erosion or flooding". PLANNING HISTORY

1. No planning applications have been submitted for this plot. The applicant has recently been refused permission for the erection of an industrial building in The Old Quarry, Glen Maye Road: PA 11/00329/B was refused as the site was not designated for development.

REPRESENTATIONS

1. Peel Town Commissioners recommend that the application is permitted subject to access being from the former railway line in front of the power station due to the condition of the alternative access.

1. The Highways Division do not oppose the application.

1. The owner of 8, Close Chairn which is close to but not immediately adjacent to the site objects on behalf of all the residents of Close Chairn on the basis of the increase in heavy traffic from the site past the residential properties which is not considered appropriate.

ASSESSMENT

1. The access into the site is not marked in any way and to someone not familiar with the area, access could be either from the west of the power station or to the east of the Close Chairn properties - both means of access are available and usable. Without doubt, it would be preferable in road safety terms for heavy traffic to drive to and from the site via the industrial estate rather than alongside Close Chairn. The owners of the infrastructure around the power station should introduce a traffic system to direct traffic in this way. As it is, the site is available for use at present and it is not considered that the erection of a building will alter this: the applicant's vehicles were parked on the site at the time of the site visit, in advance of any buildings on the site and quite lawfully.

1. The applicant has submitted a further drawing showing further planting on top of the existing bank at the west of the site to increase screening from view from the footpath. The species to be planted would be holly, fuchsia, rowan and gorse, all appropriate species for the area.

1. The building would not have any adverse visual or other impact on the amenities of the area which, apart from the residential dwellings, is predominantly industrial.

27 July 2012

12/00809/B

1. It is recommended that the application is permitted subject to planting conditions. A note should be attached to recommend that a traffic system be introduced to guide those using the site the safest way to and from the site. It is not possible to condition any access route as this is practicably unenforceable.

PARTY STATUS

1. The local authority, Peel Town Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.

1. The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.

1. The owner of 8, Close Chairn could be affected by the traffic from the proposed development and as such should be afforded party status in this case.

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Recommendation Recommended Decision: Permitted Date of Recommendation: 27.07.2012

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Conditions and Notes for Approval / Reasons and Notes for Refusal C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals

C 1.

The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2.

This permission relates to the erection of an industrial building as shown in drawings 12 936 2 received on 31st May, 2012 and 12 936 1A received on 6th July, 2012.

C 3.

All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwellings, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.

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27 July 2012

12/00809/8

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The applicant is encouraged to discuss with the highway and the local authorities and local residents a traffic plan which will guide those using the site to and from it in the safest manner and having regard to the residential properties in close proximity.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made : Permitted Date : 31/7/12

Determining officer (delete as appropriate)

Signed : [Signature] Anthony Holmes Senior Planning Officer Signed : [Signature] Michael Gallagher Director of Planning and Building Control Signed : [Signature] Sarah Corlett Senior Planning Officer Signed : [Signature] Jennifer Chance Development Control Manager

27 July 2012 12/00809/8 Page 4 of 4